Real Estate Investing in Freeman, Missouri (64746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 64746 (Freeman, MO)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 27.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Freeman, MO (64746)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 64746 Freeman
ZIP 64746 inside Cass looks affordable on the surface — median value of $335K — but the discount exists for reasons that a careful buyer should understand before committing.
The 64746 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within MO, ZIP 64746 trails on several market indicators that neighboring Cass submarkets outperform. The gap is real and substantial enough to shape underwriting.
A significant renter share of 19% in 64746 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 64746 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Freeman:
Property Strategy for 64746
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $155,511 | $1,110 | 5.1% | — | $77,756 |
| 3BR | $335,057 | $1,450 | 3.1% | +8.0% | $111,686 |
Market Trends
Home Value History (with trend line)
📊 How Does 64746 Compare?
| Metric | 64746 | Freeman | Missouri |
|---|---|---|---|
| Home Value | $334,681 | $334,681 | $254,657 |
| 5-Year CAGR | 7.4% | 7.4% | 7.0% |
| Avg Rent | $999 | $999 | - |
| Cap Rate | 2.3% | 2.3% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 64746 (Freeman, MO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 64746 (Freeman, MO)?
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Property managers serving Cass County
Manage rentals here? List your business →Alpine Property Management offers residential property management services in the Kansas City metro area, including Kansas City, Independence, Lees Summit, Blue Springs, Liberty, Gladstone, Overland P summary from their website
Meridian Realty & Property Management has been an innovative leader in the property management industry since 2013, managing 700+ single-family homes, multi-family units, and apartment complexes in Ka summary from their website
North Terrace Property Management offers premier Kansas City rentals, including elegant 2-bedroom lofts and spacious 3-bedroom townhomes in Belton, MO, and renovated 1-bedroom apartments in Midtown Ka summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $334,681 |
| Monthly Rent | $999 |
| Price-to-Rent | 27.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +17.9% ▲ |
| 3-Year CAGR | +8.5% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 64746
Population: 1,515
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Are tenants stable in Freeman, MO?
Expect a solid tenant pool in Freeman, MO. The rental market absorbs $999/mo rents without meaningful friction.
What investment strategy works best in Freeman, MO?
Investors usually favor careful cash-flow rentals with hands-on management in Freeman, MO. With home values at $335K and rents near $999/mo, other strategies can work but produce even-keeled rather than outsized returns.
What price range are homes in Freeman, MO?
In Freeman, MO the median home value sits at $335K. Against the broader MO market, that reads as reasonable for most investors.
Does house hacking work in Freeman, MO?
The a challenging house-hack environment in Freeman, MO reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How do landlord-tenant laws work in Freeman, MO?
The landlord environment in Freeman, MO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 64746 now. You don’t know where it ranks.
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